New plan to transform former CPS Centre into living accommodation

A new plan has been submitted to transform the former CPS Centre at Culcheth into living accommodation.

The latest application for the CPS Centre on Common Lane, attempts to address the issues which led to refusal of a planning application in November last year.

In January this year traders were left devastated after London-based owners Shivat Haminim Capital Ltd, who acquired the premises in late 2021, issued eviction notices, giving them a month to vacate the premises, which was later extended for an additional month.
The new application is for additional windows at first and second floor levels. Provision of rooflights and roof enclosure. Construction / provision of bin and cycle storage. Alteration of existing gate to servicing area and change to parking layout.
A planning application (ref: 2024/01242/FUL) was refused in November 2024. This was for “Proposed installation of windows to first floor North and South elevations and to second
floor East and West elevations, together with additional rooflights, roof enclosure and bin and cycle storage”.
The reasons for refusal were:
1. The bike and bin store would have a detrimental impact on the street scene and character of the area due to its size, prominence and materiality. It would therefore be contrary to Policy DC6 of the Warrington Local Plan.
2. The proximity of the bike and bin store to pedestrians and shoppers is inappropriate given the potential for foul odours and untidy appearance. The proposal would therefore have an unacceptable impact on amenity and would be contrary to Policy ENV8 of the Warrington Local Plan.
3. There is insufficient information about the collection and servicing schedule of the proposed bin store. Therefore, it is not sufficiently demonstrated that the proposal’s impact on the adjacent highway network is acceptable, and the proposal is therefore contrary to Policy ENV8 of the Warrington Local Plan.
Agents for the applicants state reasons for refusal have been considered and the current proposal seeks to address them.
The current proposal includes the additional windows, rooflights, and roof enclosure that were proposed as part of 2024/01242/FUL, and even though this application was refused the alterations to the building were not found to be objectionable. The bin and cycle stores have been revised in their location and there would be a single structure within the existing car park to the rear of the parish hall. There would be provision for 14 cycles and six 1100 litre bis (half for refuse and half for recycling). There would be improved cycling provision for members of the public around the Site, with additional Sheffield Stands provided at five locations around the car park and pedestrian walkways.
The various elements of the proposed development are intended to improve the operation of the CPS Centre. It was queried in the last application who the intended users of the bin and cycle stores would be. The applicant does have plans for CPS Centre which includes introducing residential accommodation on the upper floors. The bin and cycle stores could serve residential accommodation. However, in the absence of residential accommodation they could just as easily serve the existing commercial floorspace. In any event, additional provision for bin storage would make the CPS Centre operate more efficiently. The cycle storage would be secure and it would be straightforward for it to be managed to serve employees.

Since the previous refusal the cycle storage has been revised so that it is not double stacked. This would ensure that it is as easy to use as possible. The additional Sheffield Stands would be a further improvement. The ability to access the site by cyclists would be significantly improved. As identified above there would be a loss of five single parking spaces to accommodate the stores, but this is mitigated by the provision of an additional three spaces elsewhere. Given how much additional cycling parking is proposed there is considered to be a net benefit in terms of sustainable transport.
A zebra crossing would be added to make access to the stores as straightforward as possible. If it would assist to add any other road markings or signage the applicant would welcome a discussion with the Council’s Highways Officer if this is considered necessary.
The agents say the components of the proposed development are considered relatively minor alterations to the existing CPS building, which is considered unremarkable in design. The proposals would improve the internal environment within the CPS building and how it operates. They say the reasons for refusal identified by the Council for the previous planning application have been addressed.

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