500 homes at Land Off Hale Gate Road, Widnes

What was proposed

The application sought reserved matters approval for 500 homes, roads, open space, landscaping and associated infrastructure; other facilities were for later applications.

“22/08002/PREAPP- (CLO) -EIA Scoping request 22/00423/OUTEIA- (PER) -Proposed hybrid planning application comprising; Full planning permission for the construction of the primary access points, primary internal link road and site enabling works including site levelling and Outline planning permission, with all matters reserved except for access, for the construction of up to 500 residential dwellings (use class C3), later living units (C2), a new primary school, a local…”

“This is an application for the approval of reserved matters, namely layout, scale, appearance and landscaping following granting of outline permission 22/00423/OUTEIA. The Reserved Matters relates to the erection of 500 dwellings, estate roads, open space and landscaping and associated infrastructure. The extra care facility, shops and school are not submitted with this application and will be subject to a future reserved matters application.”

Officer report

Earlier permission

Outline permission had established the principle of development, including homes, a school, local centre, later living units, access and infrastructure.

“Planning permission has previously been granted in outline form at the site. The current application is a Reserved Matters application to the previously approved scheme. The principle of development has therefore been established as acceptable.”

Officer report

Consultation responses

There were 168 representations, including 166 objections; consultees generally raised no objection subject to conditions, while the Parish Council objected.

“Consultee Comments Highways No objection, see body of report. Environment Agency No Comments Received Environmental Health No objection to the application, subject to the following conditions being applied, in accordance with Policy HE7 of the Halton Delivery and Allocations Plan, paragraph 187e of the National Planning Policy Framework 2024 and in the interests of residential amenity; - The scheme of acoustic mitigation specified in chapter 5 of acoustic report reference…”

“Contaminated Land Conditions from outline application 22/00423/OUTEIA remain outstanding, no further comments. Environmental Services Open Spaces Team No objections subject to a CEMP and LEMP conditions, tree protection conditions and a condition protecting nesting birds. Environmental Services Design and Development No objections however further information is required relating to hard and soft landscaping and surfacing of the LEAPs .”

Officer report

What people objected to

Objections covered consultation, generic design, housing mix, space standards, traffic, drainage, the railway bridge and uncertainty about other facilities.

“In terms of waste management, it is considered that there will be sufficient space for the storage of waste including separated recyclable materials for each property as well as access to enable collection, Policy CS(R)24 of the DALP can therefore be satisfied. HALEBANK PARISH COUNCIL OBJECTION Objection Comment Pre-application consultation was inadequate The developer undertook a pre-submission public consultation commencing in June 2025.”

“In this case, the proposal offers 100 of the 500 houses as affordable housing which fully complies with the 20% requirement of Policy CS(R) 13 of the DALP Failure to meet National Space Standards The Parish Council acknowledge hat Halton’s policies do not contain specific space standards. The DALP does not set out minimum space standards nor has the nationally described space standards guidance been adopted within the DALP.”

Officer report

Who spoke

An objector, the Parish Council’s planning consultant and the applicant’s agent addressed the committee, with the agent supporting approval.

What members discussed

Members discussed the railway bridge, drainage, space standards, consultation, infrastructure funding and the possible consequences of refusing permission.

“If the application was refused and went to appeal, it was possible that planning permission would be granted; • Ditton Railway Bridge needed to be fixed to resolve…”

Minutes

The committee vote

After considering the application and officers’ updates, the committee moved and seconded approval and voted to approve it.

“After consideration of the application and updates provided by officers, the proposal was Moved and Seconded and the Committee voted to approve the application.”

Minutes

The decision

The application was approved subject to a deed of variation, listed conditions and delegated authority following submission of an acceptable drainage scheme.

“RESOLVED: That the application be approved subject to the following: 1) Deed of variation relating to the provision for open space, BNG and affordable housing 2) Schedule of the following conditions: • Plans condition listing relevant drawings • Tree protection • Noise mitigation scheme • Drainage • Landscape management plan • Hard and Soft Landscaping • Boundary treatment 3) That delegated authority be given to the Director of Planning to determine the application following…”

Minutes