Plan to build new houses on former Poplars pub site unlikely to proceed if affordable homes required

A plan to build 14 new homes on the site of the former Poplars pub in the most deprived area of Warrington is unlikely to proceed if “affordable homes” are required.

Developers say demolition of The Poplars on Cotswold Road, Poplars And Hulme, will prove expensive, making it unviable to provide affordable homes as part of the development.

K & L Properties Ltd are seeking planning permission from Warrington Borough Council for the demolition of the existing public house and the construction of 14 three-bedroom dwellings with new access and car parking.

In a planning statement, the developer’s agent John Groves (Groves Town Planning) says the site is generally flat and is currently occupied by the now-closed Poplars Public
House – a single-storey building surrounded by hard surfacing used for car parking.

Whilst important to many within the local community the public house had suffered from a poor reputation and issues relating to impact on amenity. In the recent past, the car park has been used for ad hoc parking and car repairs with consequent impact on the occupiers of neighbouring residential property.
The site is located close to amenities with local shops opposite the site on Cotswold Road, including a pharmacy. Additional shopping facilities and a new public house have been developed on the Sandy Lane Winwick Road junction.
Health, medical and leisure facilities are at the Orford Jubilee Hub. There are schools within close proximity of the site. Bus services connect a stop immediately outside the application site with Warrington Town Centre via the Orford Hub.
He said Poplars and Hulme is noted as being the most deprived ward in Warrington.

The proposed properties

“The site is expensive to develop. As a brownfield site, costs include demolition of the existing building, removal of existing areas of hardstanding and disposal of materials. There is general awareness of the significant recent increases in the cost of building materials – there is also an expectation that the development should not be “cheap” but should be delivered to the highest possible standard. The site will require new points of access onto the adopted highway, new drainage provision and a new substation each adding to development costs.
“In this context, it is considered that the development will not proceed if a requirement for affordable housing is imposed. The development will almost certainly not take place if it is.”

It was acknowledged that the development of 14 dwellings triggers the requirement to consider the scope for providing affordable housing. DEV2 requires the development of more than 10 dwellings to 30% as affordable housing. Had the site been located 300m to the south the site would be within the Orford Ward and subject of a lesser percentage. Given the nature of the area, the is no clear logic in this approach, which in many respects increases the constraints over securing development which will contribute positively to the area.

A decision will be made on the application by borough council planners.