A retrospective application to turn green belt land at Burtonwood into a gypsy and traveller residential site has been refused by Warrington Borough Council planners.
There was uproar locally last May when works started over a Bank Holiday weekend, when the borough council was also asked to investigate a possible breach of planning.
Plans were later submitted retrospectively for change of use of the land for Gypsy and Traveller residential site with associated landscaping and the installation of a farm gate (1.2m x 3.6m) to footpath (route no.34) at corner of Tan House Lane/ Farmers Lane, Burtonwood.
The application by John Varey was for land associated with Tan House Farm, Warrington, WA5 4BY.
Warrington Borough Council has today (Jan 5) refused the planning application 2025/00693/FUL relating to land associated with Tan House Farm, Tan House Lane / Farmers Lane.
The application sought permission for a change of use of land for a Gypsy and Traveller residential site, with associated landscaping and access works.
The Council’s decision notice confirms that planning permission was refused for the following main reasons:
• The proposal did not provide safe and suitable access for all users, with insufficient pedestrian infrastructure
• The development was considered to have an unacceptable impact on highway safety
• The site was judged to be in an unsustainable location, with poor access to local services and sustainable transport options
• As a result, the proposal was found to be contrary to national planning guidance and a number of Local Plan policies, including those relating to transport, sustainability and safe access.
Local ward councillor Cllr Stuart Mann said his concerns had consistently focused on fairness and adherence to the planning system.
“I have always been clear that my concerns relate to any landowner undertaking development works without following the standard planning process,” he said.
“Many local residents rightly feel frustrated when they follow the rules, submit applications, and wait for decisions, only to see others act first and apply later.”
Cllr Mann acknowledged that the process had taken longer than he would have wished, but welcomed the fact that the proper legal procedures had now been followed.
“While it has taken much longer than I would have liked, I am pleased that the correct legal process has been followed to fully consider the retrospective planning application,” he said.
“That process exists to ensure decisions are made transparently, based on planning policy and evidence.”
He also confirmed that he has already contacted council officers to seek clarity on what happens next.
“I have written to council officers to ask what the next steps will be in terms of ensuring the land is returned to its former state, in line with the planning decision and subject to any appeal,” he added.
The councillor stressed that the planning system provides safeguards for all parties and that the refusal is not necessarily the end of the process.
“As with any planning decision, the applicant does have the right to appeal,” he said.
“That is an important part of the system and allows decisions to be independently reviewed where appropriate. I will continue to keep Burtonwood updated on the matter’
The council’s decision relates solely to planning matters and does not prevent the submission of any future applications, provided they comply with planning law and policy.
In support of the application it was stated the proposed occupants are Romani Gypsies. All the proposed occupants grew up in nomadic families and have continued to follow that way of life. The families travel in caravans for work and to attend fairs. This means that the families are Gypsies and Travellers for planning purposes in accordance with the definition in the Annex to Planning Policy for Traveller Sites as updated in December 2024.
The now out of date Cheshire East, Cheshire West and Chester, Halton and Warrington Gypsy and Traveller Accommodation and Needs Assessment (GTANA), published in August 2018 estimates a need for 14 pitches in Warrington and an extra 5 who do not meet the definition. Following the December 2024 change in the definition of who constitutes a Gypsy & Traveller for planning purposes in Planning Policy for Traveller Sites (PPfTS), it is near certain that those additional 5 pitches should be considered as counting towards the estimated need. This means there is a need for 19 pitches.
If the Council are unable to provide allocated pitches, in accordance with policy DEV3, proposals submitted through planning applications must be favourably considered when they are submitted given the identified need for the provision of transit and permanent pitches.
The Council has also put out a ‘Call for Sites’ which implies there is further need for pitches. The proposed application site would provide 4 much-needed pitches, positively contributing to Warrington Borough Council’s duty, mandated in PPfTS to provide adequate culturally appropriate accommodation for the Gypsy and Traveller community.
The site off Farmer’s Lane pictured last May
2 Comments
the CLOWNCIL will pass it when they appeal
Once again Warrington Council propose a gypsy site along the St Helens Border despite having the whole of Cheshire to site it on. They tried this in the seventies and were rightly objected to by St Helens Council who have upheld the law by providing several travelers site across our borough..