Garden centre redevelopment at Weaver Vale Garden Centre, Northwich

What was proposed

The application proposed demolishing the existing garden centre and building a larger centre with retail, restaurant, display, warehouse, parking and access works.

“This application is for the demolition of the existing garden centre and associated structures and erection of a new garden centre to include garden centre shop, restaurant, covered outdoor display area, outdoor sales area, new ancillary warehouse, extension to parking and service yard areas. The proposals also include the widening of existing access, external lighting, EV charging points and cycle storage.”

“The proposed garden centre building will be constructed of a steel frame with the proposed materials comprising of western redwood cladding to the north west and south west walls with dark green composite cladding panels on the reminder of the building and the roof. The proposed warehouse will be finished in dark green cladding to the walls and roof. The canopies will be constructed of a steel frame with a curved translucent polythene membrane roof.”

Officer report

The site and surroundings

The existing garden centre is accessed from Winnington Avenue and is surrounded by homes, trees, a scout hut and houses facing the road.

“SITE DESCRIPTION 1.1 The application site is an existing garden centre located off Winnington Avenue, Winnington, Northwich. The site currently comprises of the main garden centre building (including coffee shop), an outdoor area to the rear which stocks plants, a car park area immediately to the front and a further overflow car park area and service yard to the north.”

“The site is surrounded by residential properties including the newer housing estates to the west of the site (on the opposite side of Winnington Avenue) and to the south of the site (Magnolia Street/Buttercup Crescent) and older properties of Moss Terrace to the north. To the east (rear) of the site is a large area of trees.”

Officer report

Why officers supported it

Officers considered the proposal would support an established business without harming town centres, local character or residential amenity, subject to conditions.

“Under this application, the site will continue to be a garden centre and the overall site area will not change but the business will expand. There would be an increase in staff (the equivalent of 7 full time). The principle of expanding the established business in settlement is therefore supported by ECON1 and The Framework. Town centre use 6.4 The proposal involves main town centre uses and the site is not in or on the edge of a town centre.”

Officer report

Consultation responses

Consultees raised no objections subject to conditions covering drainage, contamination, noise, biodiversity, trees, lighting and related matters.

“Internal consultee responses: LLFA: No objection subject to the imposition of a condition which requires a scheme for a sustainable drainage system to serve the site prior to the commencement of development.”

“Biodiversity Officer: No objection subject to the imposition of conditions which require a Habitat Management and Monitoring Plan (HMMP) prior to the commencement of development, a scheme for the provision of bat and bird boxes, that development shall be carried out in accordance with the badger report submitted and that details of external lighting are required prior to installation of such lighting.”

Officer report

Residents’ concerns

Objections covered parking, pedestrian safety, lighting, deliveries, wildlife, privacy, traffic, the warehouse and landscaping.

“Representations received: A number of letters of objection have been received, raising issues which can be summarised as follows: Objections: - The proposed car park to the south of the main vehicle gate is inadequately designed and does not allow for suitable manoeuvring in and out of spaces. There is also concern about the proposed spaces located to the east of the additional car park area and the potential to collide with pedestrians departing via this gate.”

“- Loss of privacy to residents of Magnolia Street (from the outdoor sales area) - The proposal will cause additional traffic problems on Winnington Avenue if there is an increase in custom - The visual impact of the proposed warehouse building will affect the value and saleability of houses - The warehouse building is unsightly and would detract from the character of the area - Robust landscaping should be introduced to screen the warehouse building from Buttercup Crescent…”

Officer report

Who spoke

The applicant’s speaker addressed the committee after the site had been inspected remotely the previous day.

What members discussed

Members asked about boundary fencing, planting, solar panels, sustainability measures and delivery times on Sundays and bank holidays.

“Members raised the following enquiries • Would the proposed new planting remove the existing fencing on the boundary on the site • Was the application to utilise sustainability measures such as installing solar panels on the roof of the building the roof sustainability measures • Noting the nature of the commercial site, members raised concerns over the proposed delivery times, citing that Sundays and Bank holidays would be busy times for visitors arriving.”

“Officers responded as follows • The existing fencing would remain in place. The proposed planting would be for the garden centre side. Furthermore, the trees, that had been selected for that location, were deemed suitable by the Landscaping Officer. • Yes, there will be solar panels on the roof, a range of measures including heat pump. When using the BREEAM (Building Research Establishment Environmental Assessm ent Method).”

Minutes

The vote

The proposal to approve the application subject to the reported conditions was passed unanimously.

“A proposal to approve the application, subject to conditions in the report was passed unanimously. DECIDED: That the application be approved…”

Minutes