RESIDENTS are once again drawing up battle plans to stop the development of 1,200 new homes on green field land at Peel Hall with another public inquiry now on the radar.
Satnam Developments successfully quashed a previous public inquiry decision to reject plans to build 1,200 houses and apartments, including a food store and associated restaurants, cafes and drinking establishments on green field land in the Pell Hall area – and notice of a new inquiry has now been announced today (Feb 14).
It involves Land at Peel Hall; Land South of M62 bounded by, Elm Road: Birch Avenue; Poplars Avenue; Newhaven Road; Windermere Avenue, Grasmere Avenue; Merewood Close, Osprey Close Lockerbie Close, Ballater Drive and Mill Lane, Poplars & Hulme.
A public inquiry was held in 2018, with the Secretary of State subsequently dismissing the appeal. However this decision was the subject of a successful legal challenge by Satnam with the Court quashing the decision of the Secretary of State and ordering that the appeal be re-determined. For this reason the Planning Inspectorate has advised that the public inquiry will be re-opened.
The new Inspector, Christina Downes BSc DipTP MRTPI, has been instructed by the Secretary of State to hold the inquiry and make a recommendation to the Secretary of State. This does not necessarily mean that the Secretary of State will reach a different overall decision.
The appeal documents are available for inspection at https://www.warrington.gov.uk/see-or-comment-planning-applications
Any comments made at application stage or when the appeal was first determined will be considered by the different Inspector and Secretary of State. Additional comments must be made within 28 days of February 14.
Wendy Johnson-Taylor, of the Save Peel Hall Campaign Group said: “We have known that Satnam has been active since the last Inquiry and we are fully prepared to enter into another battle with them.
“We have been waiting for this announcement, and whilst we are ready to throw down the gauntlet, we expect Warrington Borough Council to fight every single step of the way with us again.”
“We will be strongly contesting every attempt that Satnam makes to submit new evidence into what is essentially the reopening of what was an unsuccessful Inquiry for Satnam. I understand that the new Inquiry will open in early June. Residents’ initial objections will be considered by the new Inquiry Inspector who is Christina Downes. If anyone wants to make additional comments, after viewing Satnam’s submission, they can do so but I am not at all happy that we have only been given such a short time period to do so. Residents have only been given 28 days from the date of the council’s letter which is February 14th.”
“One thing is for sure is that whatever Satnam submits it will only increase the unacceptable levels of airborne pollutants that we are inhaling every day – does our council want to be responsible for more pollution-related deaths? Satnam may also come forward with ‘suggestions’ to try to con us that 1,200 plus cars would somehow be acceptable on our crippling road network. Whatever they produce will be completely unsustainable”
“At the last Inquiry both the council and Satnam agreed that the impact on local wildlife wouldn’t be considered. We’ll certainly be challenging this issue robustly this time to make sure our wildlife is not brushed under the carpet again.”
“Over the coming months we will be scrutinising every single detail of Satnam’s full submission, but as of now our 30-year fight is well and truly on. Today may be Valentine’s Day but I can assure you there is no love lost between us and Satnam!”
The full proposal Proposal: involves a Major Development: Outline planning application for a new mixed use neighbourhood comprising residential institution (residential care home – Use Class C2); up to 1200 dwelling houses and apartments (Use Class C3); local centre including food store up to 2000 square metres (Use Class A1); financial & professional services; restaurants and cafes; drinking establishments; hot food takeaways (Use Classes A2-A5 inclusive); units within Use Class D1 (non residential institution) of up to 600 sq m total with no single unit of more than 200 sq m; and family restaurant/ pub of up to 800 sq m (Use Classes A3/A4); primary school; open space including sports pitches with ancillary facilities; means of access (including the demolition of 344; 346; 348; 458 and 460 Poplars Avenue) and supporting infrastructure. (All detailed matters other than access reserved for subsequent approval.) (Application is accompanied by an Environmental Impact Assessment).*
* Amended description of development to remove reference to employment uses as these are no longer part of this proposal*