Peel Hall campaigners back in the ring to protect planning conditions

EAGLE-EYED Peel Hall campaigners have stepped back into the ring to fight against what they say are ‘fundamental’ changes to planning conditions for the proposed development of the site.

They say the conditions are a ‘material consideration’ and were approved by the Secretary of State to safeguard their communities.

They claim developer Countryside Properties, part of a joint housing venture with Torus, is now trying to ‘water down’ several changes to more than 50 conditions campaigners fought so hard to achieve as a Rule 6 Party at the final appeal inquiry that sealed the fate of north Warrington’s last, natural green space.

Local campaigner Wendy Johnson-Taylor said: “What Countryside is trying to do is to side-step the rules that were agreed by all parties and the Secretary of State, at the last appeal. We fought so damn hard to put no less than 53 conditions of development in place to achieve the best possible outcome for residents.
“Now Countryside is trying to put the thumb screws on Warrington Borough Country to cut corners in the hope that it will make their overall construction of the site cheaper and easier – all at our expense”.

Wendy said the campaign group has spotted a series of ‘fundamental’ proposals that could impact upon noise and air pollution, flooding and safety. For example, she said, proposes a change to a ‘Public Right of Way’ to create a new filter road that could increase the number of homes using the major access on Blackbrook Avenue, Cinnamon Brow, by 22 per cent, pushing the number of dwellings using the new route from 700 to 850. Other changes affect noise and air pollution and closing down part of a much-used playing field in November, currently used by three local junior football teams.
“Countryside’s aim is to change the status of some conditions from ‘material’ to ‘non-material’, said Wendy. “We are contacting senior council officials, ward councillors and planning officers to try to get them to challenge these amendments. We want them to stick to what we want, need and to stop this developer from having a free-rein over the site. If Peel Hall isn’t developed properly, it’ll be us and the council left to sort things out – not the developer. These are most definitely material changes, there is a significant difference between the two and this process needs to be followed and not amended to suit”.
Fellow campaigner Margaret Steen detailed: “It was agreed that no development would take place until a replacement playing amenity is completed and ready for use. In a letter to the planning dept Countryside say, ‘the council’s lease on the existing pitches is due to expire in November 2023 after which the use of the pitches will cease until the replacement pitches have been delivered’. The approved planning permission states that this should not be changed, or be changed, without being challenged.”
She added: “After a fierce debate it was agreed that the noise from the M62 was to be reduced and to what level that reduction would be. Countryside is now proposing to amend this condition leaving the noise levels on site substantially above the levels approved, without any justification”.
Regarding flooding Margaret added: “Global warming has had an impact on flooding in Warrington over the last few years, the requirements for development at Peel Hall, regarding to flooding and surface water drainage approved by the Secretary of State are stringent, made to ensure the development does not contribute to more flooding across the town. Countryside is now proposing to change these conditions”.
“These are just examples of the proposed changes that Countryside don’t think are Material Matters. We believe the approved conditions are appropriate to the site and designed to ensure a sustainable development on Peel Hall. The proposed amendments would reduce the control our local authority would have on such a major development. If we allow Countryside to side-step what are hugely necessary implementations, then we are responsible for the overall impact that this development will have on our town. We are hoping our council, and councillors will act upon our concerns, start to engage with us, as they promised to do, and ensure these conditions are not changed”.

A Warrington Borough Council spokesperson said: “We have received a non-material amendment application from Countryside Partnerships to the approved plans at Peel Hall. The proposed changes described in the application are to allow for amendments to the conditions to facilitate a preferred phasing plan and changes to access and noise conditions. We are currently assessing the details contained within this application.”
Countryside Properties have also been approached for comment but as yet have not responded.

First Peel Hall consultations slammed as “shambolic mess” by campaigners