Land At Peel Hall; Land South Of M62 Bounded By, Elm Road: Birch Avenue; Poplars Avenue; Newhaven Road… Data via plota.co.uk

2025/00534/REMM - Reserved Matters (Major) Approved

Proposal

Approval of layout, scale, appearance and landscaping of 501 dwellings, public open space including an area of play, internal estate roads and footways, and other associated infrastructure pursuant to outline planning permission 2025/00745/VARC Data via plota.co.uk

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View original council record ↗Last checked 1 Oct 2026, 06:04

Application progress

✓

Received

15 Apr 2025

✓

Validated

15 May 2025

✓

Committee

11 Dec 2025

✓

Approved

15 Dec 2025

Approved on 15 Dec 2025 · Committee Decision · Last checked 1 Oct 2026

Planning committee

Decided by Warrington Development Management Committee on 11 Dec 2025.

Approved

As officers recommended.

Officers advised approval because the second phase would provide good residential amenity, open space and suitable connections.
Representations were heard both supporting and opposing the application.
The committee approved the application with conditions in line with the officer recommendation.

Read how the committee decided The proposed housing, site context, officers’ assessment, representations, debate and committee decision.

Source: Plota analysis of Warrington's committee minutes of 11 Dec 2025.

Documents 185

Decision & officer reports 2

PDF Decision Notice Decision Notice · 15 Dec 2025 View ↗ PDF Committee Report Officer Report · 4 Dec 2025 View ↗

Statements & assessments 9

PDF Design Justification Statement - Part 1 Supporting/Supplementary Info · 28 Apr 2025 View ↗ PDF Design Justification Statement - Part 2 Supporting/Supplementary Info · 28 Apr 2025 View ↗ PDF Planning Compliance Statement Supporting/Supplementary Info · 17 Apr 2025 View ↗ PDF Statement of Community Involvement Supporting/Supplementary Info · 17 Apr 2025 View ↗ PDF Parcel J - Lighting Design Risk Assessment Supporting/Supplementary Info · 17 Apr 2025 View ↗ PDF Parcel K - S38 Street Lighting Design Risk Assessment Supporting/Supplementary Info · 17 Apr 2025 View ↗ PDF Parcel ABC - STREET LIGHTING DESIGN RISK ASSESSMENT Supporting/Supplementary Info · 17 Apr 2025 View ↗ PDF Noise Impact Assessment Environmental Reports/Plans · 17 Apr 2025 View ↗ PDF Renewable Energy Scheme Supporting/Supplementary Info · 17 Apr 2025 View ↗

Plans & drawings 157

Application forms 2

PDF Covering Letter Application Forms/Certificates · 17 Apr 2025 View ↗ PDF Application Form Application Forms/Certificates · 17 Apr 2025 View ↗

Site constraints 3

Air quality management area: Warrington AQMA 4 2016

The council has declared the area as failing an air quality objective.

Schemes that add traffic, parking or combustion plant are assessed against the area's action plan and may need an air quality assessment.

Council record ↗

Also on the record

Coalfield, development low risk area; Inside the Warrington built-up area.

Not affected

Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 6 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England, the Mining Remediation Authority and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Important details

Council: Warrington
Application type: Reserved Matters (Major)
Received: 15 Apr 2025
Validated: 15 May 2025
Ward: Poplars and Hulme
Parish: Winwick
Case officer: Show
Target decision: 17 Dec 2025
Decision: Granted
Decision date: 15 Dec 2025
Decision level: Committee Decision
Applicant: Show
Agent: Lichfields

How this decision compares

Decided in 214 days from validation, 128 days slower than Warrington's median of 86 for new homes. Approved, as 66% of new homes here are.

This one214d

Council86d

UK57d

29%decided within 8 weeks

66%approved

19%go to committee

Plota live figures for new homes decided by Warrington in the last twelve months, from validation. Warrington decision record →

Consultation & key dates

Comments by: 5 Jun 2025
Statutory expiry: 17 Dec 2025

Warrington

Planning Authority Score

5.5/10

Average

#122 of 296 councils

Relevant to this application:

Major dwellings

Warrington is faster than most councils at deciding householder applications, ranking #72 out of 296. Only 29% of applications have the time limit extended, well below the 41% national average - the council usually decides on time. Warrington is also one of the strictest councils - it refuses more householder applications than almost any other, with only 80% approved vs 90% nationally.

One of the strictest councils

only 80% approved vs 90% nationally

These figures are council-wide context, not a prediction for this application. View full council performance

Warrington decision statistics

Based on MHCLG data, the year to March 2026

79%

Overall approval rate

Below avg (87%) #267 of 296

80%

Householder approved

Below avg (90%) #279 of 296

76%

Decided in 8 weeks

Above avg (63%) #72 of 296

29%

Extended time limit

Below avg (41%) #51 of 296

71%

Minor dwellings approved

77 decided (1-9 homes)

91%

Major dwellings approved

11 decided (10+ homes)

71%

Change of use approved

45 decided

883

Total decisions

188 refused in the year to March 2026