THE public inquiry into controversial plans to build 1,200 new homes at Peel Hall, Warrington, has created a “rollercoaster of emotions” for local residents.
With the appeal set to resume tomorrow (Wednesday) campaigners who have been fighting the development on the “last natural green space in North Warrington” have described the first five days of the Warrington Borough Council versus Satnam Millennium Ltd hearing, as a ‘rollercoaster’ of emotions.
Developers Satnam are appealing against the refusal by Warrington Borough Council to grant planning consent for the development of 1,200 new homes on land at Peel Hall.
Appeal Inspector Richard Schofield opened the hearing last week as David Manley QC for Warrington Borough Council sparred up to Satnam’s legal counterpart, Christopher Lockhart-Mummery at the Orford Jubilee Hub. More than 100 residents attended the first day session.
“We had a great turnout on the first day, residents had made a real effort to stand with us and some had taken time off work to be there”, said local campaigner Wendy Johnson-Taylor.
“We hope the Inspector understands that there are hundreds of residents out there who would love to attend but cannot due to work commitments. It was good to see those who did attend not being intimidated by proceedings and standing up asking the right questions.
“Legal conversation dominated most of the week, but residents soon worked out that the main crunch issues are now hinging around traffic, access and sustainability. If we have any hope of saving this 69-hectre site from 1,200 homes this is what hangs in the balance,” added Wendy.
During the week there was heavy negotiation focusing on traffic impact assessments with the council claiming that the model used by Satnam was ‘out of date’ and ‘invalid’ but the appellant’s legal team came back saying that it was a ‘robust’ model.
Several witnesses had already stepped forward, but it was on the third day when residents felt cause for concern when a senior council planning officer was called, and it resulted in several residents walking out of the room in disgust.
Campaigner Jim Sullivan explained: “I was disappointed – indeed angry – to hear our council’s lead being forced to agree with a number of statements from Satnam’s QC. Point by point, our council had no effective rebuttal because the land at Peel Hall had been included in its own Preferred Development Option. We need our council to be savvier and much more determined – this is Warrington, its planning decisions shouldn’t be decided 200 miles away by a private company.”
The appeal then took a welcomed swerve in the favour of campaigners last Thursday following a site tour with the Inspector, campaign group members and representatives from the council and Satnam. The ‘grand tour’, as described by residents was organised by campaigner Margaret Steen.
“The Inspector had an opportunity to speak to residents who have the vital local knowledge of the area. They voiced their concerns over the impact of such a major development. Key locations such as proposed access points, junctions and areas of existing congestion where our focus on the day” added Wendy. “We really believe this was a real eye-opener for all concerned.”
The start of the final day was delayed as both parties were seen ‘deep in negotiation’ and it was clear that a major decision was about to be announced.
Inspector Richard Schofield opened the hearing, explaining that Satnam had decided to withdraw its Option B plan from the appeal process.
Wendy added: “We understand that Satnam had introduced a new model system late in the game. The Inspector wanted both parties to ‘narrow disputes’ in this area but trying to find a solution to this was going to be a lengthy process and the Inspector was not prepared to adjourn for several months. The appeal is now proceeding as planned. This now leaves Satnam’s original plan, which was unanimously refused by our council, on the table. In our opinion it is a dreadfully thought out proposal with many grey areas to be resolved and its lacks vital information and data. On hearing this, we all left the room feeling relieved and elated.”
Jim concluded: “We need our council to recognise the unsuitability of this landlocked plot and to remove it from its draft local plan. Otherwise planning approval process has no integrity – no matter how strongly residents and councillors might feel, and no matter how many times planning consent is refused, there will always be a risk of these decisions being overturned at appeal”, said Jim.
The appeal resumes this Wednesday at the Orford Hub 9.30am. The appeal group is urging residents to ‘do their very best’ to attend and particularly on Friday as residents and campaigners are being invited to step forward to present their objections.
The decision on the future of Peel Hall will be made by the Secretary of State.
