A controversial plan to build a mixed-use development on the CPS Shopping Centre car park at Culcheth has been dismissed on appeal.
Welcoming the news local parish Cllr Neil Johnson said: “It was a great effort by all the parish councillors!” who opposed the application.
The proposals submitted to Warrington Borough Council by Shavit Haminim Capital Limited involved replacing the existing CPS car parking area at the junction of Jackson Avenue and Common Lane with a two-storey mixed-use building consisting of two Class E units at ground floor level and three residential units at first floor level, new public realm and ancillary works.
The existing area contains 22 car parking spaces, two of which are designated for disabled users. The existing vehicle route allows vehicles to enter from Common Lane and exit onto Jackson Lane.
The Proposed Development would require the removal of all of the 22 car parking spaces. In their place would be a two-storey building.
The appeal was made under section 78 of the Town and Country Planning Act 1990 (as amended) against a failure to give notice within the prescribed period of a decision on an application for planning permission.
Following the lodging of the appeal, Warrington Borough Council considered the application and indicated in its Statement of Case (SoC) that they would have refused the application.
The Council’s reasons for refusing planning permission would have been regarding:
• the effect of the proposed development on the vitality and viability of the Neighbourhood Centre;
the effect of the proposed development on highway safety;
• whether satisfactory accommodation would be provided for future occupiers of the proposed development;
• the effect of the proposed development on the character and appearance of the appeal site and surrounding area; and,
• whether a risk of crime and/or anti-social behaviour would occur as a consequence of the proposed development.
The appeal inspector Mr W Johnson visited the site and surrounding area on a Tuesday and Saturday at various times through mid-morning to mid-afternoon. Whilst they appreciated that it only represents a snapshot in time the visits indicated that parking at the site was at or very near to capacity on all occasions, and the site experienced a relatively quick turnover of vehicles.
In dismissing the appeal Mr Johnson said: “Consequently, there are significant issues surrounding car parking provision that could potentially undermine the viability and vitality of the Centre and the wider Neighbourhood Centre. Other factors would also weigh against the proposed development in this regard, such as highway safety, the agent of change principle, character and appearance and the risk of crime and anti-social behaviour.
“For the reasons given above, I conclude that the proposed development would undermine the vitality and viability of the Centre and surrounding Neighbourhood Centre. Thus, the scheme would fail to accord with the strategic aims of LP Policies DEV4, DEV5 and INF4, which collectively seeks to support the employment area by making it more sustainable, attractive, enhance the vitality, viability and overall attractiveness of the centre and sustaining local shops and services, amongst other things.”
