Peel Hall Appeal

Additional information regarding the Satnam appeal scheme for Peel Hall has been submitted in the form of an Environmental Statement Addendum 2 and a revised Transport Addendum 2, to be read alongside the original Environmental Statement, Transport Assessment and revised and additional plans of 2016, as well as Addendum 1 which was published in 2018.

The Environmental Statement Addendum 2 and the Transport Addendum 2 has been added in relation to the Planning Appeal which is scheduled for hearing in 2020, subject to the COVID-19 pandemic currently impacting on the UK's planning system. All documents relating to Addendum 2 are listed below and are available for downloading and printing.

Addendum 1 documentation was uploaded in 2018, in support of the original planning application submitted to Warrington Borough Council, and remains accessible for downloading and printing.

Updates to the page since 14 April 2020 are listed below
Update (17/04/2020): The appeal hearing has been postponed due to COVID19, to an unspecified date (to be agreed) in Autumn 2020
Update 23/04/20): An additional document - Volume 10 Environmental Assessment Compendium Version - has been added to the Peel Hall Appeal 2020 Page (navigate to the Consultations tab above and hover over it; the drop-down menu for the Peel Hall Appeal 2020 page will appear. Select the page and scroll down the list of Volumes files)
Update (28/04/20): The Landscape and Visual Impact Assessment Appendices document has been updated (the April 2020 version replaces the March 2020 version previously uploaded)


As you are aware, the proposals will deliver up to 1,200 homes, employment, a local centre and community support facilities across a phased masterplan, bringing much needed high quality and affordable homes to the area. Satnam will be investing in the local community, with a range of open space for active sports and areas for informal use.

All relevant documentation is available by clicking on the name of the document you wish to access.

The Addendum 2 documents are available to view, print and download. Guidance from The Planning Inspectorate is that appeal documents and evidence should not be submitted to case managers in paper format due to the COVID-19 pandemic. For this reason we will only be making these documents available in electronic format.
Representation should have been made to Helen.Skinner@planninginspectorate.gov.uk quoting reference APP/M0655/W/17/3178530.

Document Library (click on the document title to access the file):

Public Information Leaflet

Please note: These files are comprehensive and may take some time to download and open, depending on your device and internet download speeds.
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Addendum 2

Publication Date: 14 April 2020

Notes to users: text like this (purple text) is a link which will take you to an electronic version of the file which can be downloaded, printed or viewed on-screen. Notes in black text along side a link to a document are notes or sign-posting.

Pursuant to the Environmental Impact Assessment Regulations 2011, this page contains Addendum 2 which deals with the following matters:
  • Traffic Modelling analysis based on the Council’s WTTMT16.
  • Air quality analysis based on these traffic results and the methodology agreed between Miller Goodall Ltd and Warrington Borough Council.
  • Noise analysis pursuant to AAWT- 18 hour assessment based on the traffic results and the baseline monitoring locations agreed between Miller Goodall and Warrington Borough Council.
  • An updated Ecological Impact Assessment based on a full suite of updated ecological survey work.
  • Changes in respect of planning considerations.
  • A revised Parameters Plan reference 1820_35 Rev A.

Environmental Statement Addendum 2
Volume 7 - Non Technical Summary
Volume 8 - Environmental Statement
Volume 9 - Environmental Statement Document and Figures


At the request of the Inspector we have prepared a compendium version of the ES in one easy to handle volume (10).
This does not form a formal part of the Environmental Statement/Environmental Statement Addendum and is produced for easy use only. Reference should be made to the full Environmental Statement/Environmental Statement Addendum 1&2 for definitive reference.


Volume 10 - Environmental Assessment Compendium Version

Landscape Assessment Addendum 2
Landscape and Visual Impact Assessment (Updated March 2020)
Landscape and Visual Impact Assessment Appendices (Updated April 2020)

Transport Assessment Addendum 2

Transport Assessment Addendum 2
Appendix 1 1901 100 Local Highway Network
Appendix 2 18-10-03 IR Peel Hall Warrington 3178530
Appendix 3 1901 TN03 Scoping Note - Use of WMMTM16_10 July (optimized)
Appendix 4a HTp 1107 08P Access Arrangement Birch Ave
Appendix 4b HTp 1107 09M Access Arrangement Poplars Ave W
Appendix 4c HTp 1107 10N Access Arrangement Blackbrook Ave
Appendix 4d HTp 1107 11L Access Arrangement Mill Lane
Appendix 4e HTp 1107 12Q Access Arrangement Poplars Ave C
Appendix 4f HTp 1107 19H Consultation Plan - Access
Appendix 4g HTp 1107 30H Access Arrangement Grasmere Avenue
Appendix 5a 1901 TN14 Development Impact Summary
Appendix 5b 1901 TN14-1 Development Traffic Impact 210120
Appendix 5c1 1901 TN14-2 Do Minimum (see indented files for Appendix contents)
2018_No Development_AM link_delays node_delay node_VoverC (note - there are three separate files to view - hover over links to locate)
2018_No Development_PM link_delays node_delay node_VoverC (note - there are three separate files to view - hover over links to locate)
2022_No Development_PM link_delays node_delay node_Vover (note - there are three separate files to view - hover over links to locate)
2022_No Development_PM link_delays node_delay node_Vover (note - there are three separate files to view - hover over links to locate)
2027_No Development_PM link_delays node_delay node_Vover (note - there are three separate files to view - hover over links to locate)
2027_No Development_PM link_delays node_delay node_Vover (note - there are three separate files to view - hover over links to locate)
2032_No Development_PM link_delays node_delay node_Vover (note - there are three separate files to view - hover over links to locate)
2032_No Development_PM link_delays node_delay node_Vover (note - there are three separate files to view - hover over links to locate)
Appendix 5c1 1901 TN14-2 Do Something (see indented files for Appendix contents)
2022A_Part Development_AM link_delays node_delay node_Vover (note - there are three separate files to view - hover over links to locate)
2022A_Part Development_PM link_delays node_delay node_Vover (note - there are three separate files to view - hover over links to locate)
2022A_Part Development_AM link_delays node_delay node_VoverC (note - there are three separate files to view - hover over links to locate)
2022A_Part Development_PM link_delays node_delay node_VoverC (note - there are three separate files to view - hover over links to locate)
2027A_Part Development_AM link_delays node_delay node_Vover (note - there are three separate files to view - hover over links to locate)
2027A_Part Development_PM link_delays node_delay node_Vover (note - there are three separate files to view - hover over links to locate)
2032A_Full Development_AM link_delays node_delay node_Vover (note - there are three separate files to view - hover over links to locate)
2032A_Full Development_PM link_delays node_delay node_Vover (note - there are three separate files to view - hover over links to locate)
Appendix 6 1901 Note of WBC Meeting 140120_Issue
Appendix 7 25.06.19 Signed MOU copy + appendices
Appendix 8 Model Use - Pro Forma v1.4_2aUpdate - Peel Hall Farm_HTp260619
Appendix 9 Modelling Roles_Stages
Appendix 10 Peel Hall Farm SATURN Modelling Specification 2020-02-17_v4.2
Appendix 11 1901 Option A DEMAND Flow Diagrams 2018
Appendix 12 1901 Forecast Years Flow Diagrams
Appendix 13 1901 Development Flow Diagrams
Appendix 14 1901 TN08
Appendix 15 1901 TN09 Link Capacity (optimized)
Appendix 16 1901 TN10 Parking and Measures to South
Appendix 17 1901 050320 Mill Lane Blackbrook Site
Appendix 18a 1901 230120 Poplars Avenue Central
Appendix 18b 1901 230120 Site Access Junctions with 2019 Calibration PASS BY TRIPS
Appendix 18c 1901 230120 Site Access Junctions with 2019 Calibration
Appendix 19 1901 220120 Poplars Avenue West
Appendix 20 1901 050320 Mill Lane Turn Off 2019 Calibration
Appendix 21a
March April 2019 Surveys
Warrington MCC Warrington J1
Warrington MCC Warrington J2
Warrington MCC Warrington J3
Warrington MCC Warrington J4
Warrington MCC Warrington J5
Warrington MCC Warrington J6
Warrington MCC Warrington J7
Warrington MCC Warrington J8
Warrington MCC Warrington J9 (Saturday)
Warrington MCC Warrington J9
Warrington MCC Warrington J10
Warrington MCC Warrington J11
Warrington MCC Warrington J12
Warrington MCC Warrington J13
Warrington MCC Warrington J14
Warrington MCC Warrington J15
Warrington MCC Warrington J16
Warrington MCC Warrington J17
Warrington ATC
Warrington Map
Warrington Queue Survey
Appendix 21a July 2019 Surveys
Warrington Junction 1
Warrington Junction 2
Warrington Map
Warrington Queues

Appendix 22a 1107 HTp 79 A49 Birch Avenue Improvements
Appendix 22b 1901 06 Potential Verge Parking Bays
Appendix 22c 1901 07 Potential 20mph Speed Limit Extension
Appendix 22d 1901 08 Potential GRT A49 jw Golbourne Rd
Appendix 22e 1901 10 Proposed Keep Clear Golbourne Rd
Appendix 22f 1901 11 Mydellton Delph Lane Signals
Appendix 23 1901 110320 Golborne Myddleton ASA FLAT
Appendix 24a 1901 280120 Myddleton Delph Lane ASA FLAT Updated Geo
Appendix 24b Myddleton Delph Signals 3.0m Minor Approach
Appendix 25a Peel Hall A50_HildenRd_Roundabout Existing Arrangement - Option A
Appendix 25b Peel Hall Advanced Mode Existing Arrangement 050320
Appendix 26 A50 Orford Green Hallfield Road Existing Arrangement Opt A - Full Input Data And Results
Appendix 27 Mill Lane. EPR. Blackbrook. Ballater Rbt Opt A
Appendix 28 Mill.EPR. Blackbrook. Capesthorne Rd Rbt Opt A
Appendix 29 1901 240120 Poplars Capesthorne Ra ASA
Appendix 30 BM0123_A49CorridorWarrington_ModellingMethodology_v1.2
Appendix 31a A49 Corridor VISSIM Model Review v5
Appendix 31b Peel Hall Base Vissim Review - Issued
Appendix 32a A49 Corridor VISSIM Model Review v5 - Response
Appendix 32b MG0123_A49WarringCorridor_BaseModellingReport_v2
Appendix 32c Peel Hall Base Vissim Review - Response
Appendix 33a MG0123_A49WarringCorridor_OptionA_MR_v1.3_FEB20
Appendix 33b MG0123_A49WarringtonCorridor_OptionA_MR_v2_MAR20
Appendix 34 CS734 North Warrington Area Injury Collision Plot
Appendix 35 MG0123_A49CorridorWarrington_OptionB-TechnicalNote_v1
Appendix 36 1901 09 INDICATIVE PHASING PLAN
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Addendum 1 Environmental Statement

In this section you will find all relevant Environmental Statement documents for the Peel Hall development proposals. You will note that there are references to an Option B; this was withdrawn at the 2018 Planning Inquiry but remain accessible for transparency and information only.

Volume 1 - Non Technical Summary
Volume 2 - Environmental Statement
Volume 3 - Appendices
Volume 4 - Non Technical Summary Addendum
Volume 5 - Environmental Statement Addendum
Volume 6 - Addendum Document and Figures
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Addendum 1 Transport Assessment

In this section you will find all relevant Transport Assessment documents for the Peel Hall development proposals. You will note that there are references to an Option B; this was withdrawn at the 2018 Planning Inquiry but remain accessible for transparency and information only.

1107 Transport Assessment TA01A Peel Hall
1107 TA01A Appendix 1 Development Management Committee 23 February 2017
1107 TA01A Appendix 2 Notice of Decision on Planning Application 2016/28492
1107 TA01A Appendix 3 The Study Area
1107 TA01A Appendix 4 Meeting Notes (WBC and HE)
1107 TA01A Appendix 5 WBC Consultation Response and HTp Response
1107 TA01A Appendix 6 Option A Parameters Plan (Revision Y)
1107 TA01A Appendix 7 Option B Parameters Plan (Revision B)
1107 TA01A Appendix 8 Existing Site Plan and Local Highway Network
1107 TA01A Appendix 9 Existing Traffic Flows
1107 TA01A Appendix 10 WBC ATC Data
1107 TA01A Appendix 11 Accident Records
1107 TA01A Appendix 12 Public Rights of Way Plan
1107 TA01A Appendix 13 Walking Isochrones Plan
1107 TA01A Appendix 14 Cycle Isochrones Plan and WBC Cycle Route Plan
1107 TA01A Appendix 15 Greenway Network
1107 TA01A Appendix 16 Existing Bus Services and Routes
1107 TA01A Appendix 17 Plan of Local Services and Amenities
1107 TA01A Appendix 18 Warrington LTP3 and DGN2
1107 TA01A Appendix 19 Warrington Design Guide Extract – Road Hierarchy
1107 TA01A Appendix 20 Manual for Streets and Manual for Streets 2 Extracts
1107 TA01A Appendix 21 Landscape Component Plans (Illustrative Only)
1107 TA01A Appendix 22 Bus Gate Examples in Current Use
1107 TA01A Appendix 23 Warrington Design Guide Extract – Parking Guidelines
1107 TA01A Appendix 24 Proposed Mill Lane/Blackbrook Avenue Access Set of Drawings - Also see Plan HTp/1107/10/N below
1107 TA01A Appendix 25 Proposed Poplars Avenue Access (central) Set of Drawings - Also see Plan HTp/1107/12/Q below
1107 TA01A Appendix 26 Proposed Mill Lane Access Set of Drawings - Also see Plan HTp/1107/11/L below
1107 TA01A Appendix 27 Proposed Poplars Avenue Access (west) Set of Drawings - Also see Plan HTp/1107/09/M below
1107 TA01A Appendix 28 Proposed Birch Avenue Accesses Set of Drawings - Also see Plan HTp/1107/08/P below
1107 TA01A Appendix 29 Proposed Grasmere Avenue Access Set of Drawings - Also see Plan HTp/1107/30/H below
1107 TA01A Appendix 30 Illustrative Internal Road Layout Option A
1107 TA01A Appendix 31 Proposed A49 Signalised Junction with Poplars Avenue - Also see Plan HTp/1107/52/F below
1107 TA01A Appendix 32 Cotswold Road/Poplars Avenue Access Option B - Also see Plan HTp/1107/46/B below
1107 TA01A Appendix 33 Illustrative Internal Road Layout Option B
1107 TA01A Appendix 34 Road Safety Audit Stage 1 2016 and Designer’s Response
1107 TA01A Appendix 35 Road Safety Audit Stage 1 2018 and Designer’s Response
1107 TA01A Appendix 36 Proposed Bus Stop Locations
1107 TA01A Appendix 37 Network Warrington Proposed Bus Route Diagrams and Timetable Information
1107 TA01A Appendix 38 Indicative Phasing Plan Option A
1107 TA01A Appendix 39 Indicative Phasing Plan Option B
1107 TA01A Appendix 40 TRICS Output Reports
1107 TA01A Appendix 41 HTp/1107/TN/02/A/Addendum – Peak Period Trip Rates
1107 TA01A Appendix 42 HTp/1107/TN/12 – Pub/Restaurant Vehicle Trip Rates Update
1107 TA01A Appendix 43 AECOM Technical Note Extract on Omega VISSIM Trip Rates
1107 TA01A Appendix 44 HTp/1107/TN/02/A -Trip Rates
1107 TA01A Appendix 45 HTp/1107/TN/13 – Response to AECOM Technical Review for HE
1107 TA01A Appendix 46 HTp/1107/TN/15 – M62 Trips
1107 TA01A Appendix 47 HTp/1107/TN/19 – Peel Hall Vehicular Trips (2025, 2030) Option A
1107 TA01A Appendix 48 HTp/1107/TN/21 – Option B Alignment and Vehicular Trips (2030)
1107 TA01A Appendix 49 Saturday/Sunday TRICS Output Reports
1107 TA01A Appendix 50 HTp/1107/TN/20 – Traffic Growth (May 2017)
1107 TA01A Appendix 51 HTp/1107/TN/07 – Traffic Growth (May 2016)
1107 TA01A Appendix 52 HTp/1107/TN/07/Addendum – Traffic Growth (October 2016)
1107 TA01A Appendix 53 HTp/1107/TN/10 – Committed Developments
1107 TA01A Appendix 54 WBC Confirmation on Exclusion of Winwick B+Q and Exclusion of Omega Zone 7
1107 TA01A Appendix 55 SATURN Network
1107 TA01A Appendix 56 VISSIM Network
1107 TA01A Appendix 57 SATURN LMVR
1107 TA01A Appendix 58 WSP Review of SATURN LMVR and HTp Response
1107 TA01A Appendix 59 Atkins Review of SATURN Reports and HTp Response
1107 TA01A Appendix 60 SATURN Forecasting Report
1107 TA01A Appendix 61 WSP Review of SATURN Forecasting Report and HTp Response
1107 TA01A Appendix 62 Junction Location Plan
1107 TA01A Appendix 63 AECOM SATURN Summary Report
1107 TA01A Appendix 64 HTp/1107/TN/22 – Impact Summary
1107 TA01A Appendix 65 AECOM Detailed Modelling Report
1107 TA01A Appendix 66 SATURN Flow Data Spreadsheets
1107 TA01A Appendix 67 Mill Lane/Blackbrook Avenue Modelling Reports
1107 TA01A Appendix 68 Poplars Avenue (central) Modelling Reports
1107 TA01A Appendix 69 Poplars Avenue (west) Modelling Reports
1107 TA01A Appendix 70 Mill Lane/Delph Lane Modelling Reports
1107 TA01A Appendix 71 Birch Avenue/A49 Winwick Road Modelling Reports
1107 TA01A Appendix 72 Poplars Avenue/A49 Modelling Reports
1107 TA01A Appendix 73 Off-Site Highway Junction Modelling Reports
1107 TA01A Appendix 74 Enfield Park Road/Crab Lane MCC and Enfield Park Road ATC Comparison Summary
1107 TA01A Appendix 75 Revised Enfield Park Road/Crab Lane Base Model
1107 TA01A Appendix 76 Highway Ownership
1107 TA01A Appendix 77 Mitigation Plans (Local Highway Network) Option A
1107 TA01A Appendix 78 Mitigation Plans (Local Highway Network) Option B
1107 TA01A Appendix 79 Potential Mitigation (Strategic Highway Network)
1107 TA01A Appendix 80 Mitigation Modelling
Peel Hall Site Access Proposals - Option 1 and Option 2
Option 1 Option 2
HTp/1107/10/N – Proposed main site access at Blackbrook Avenue HTp/1107/52/F – Peel Hall proposed alignment for through route to A49
HTp/1107/11/L – Proposed access at Mill Lane HTp/1107/46/B – Western access at Poplars Avenue – through route
HTp/1107/12/Q – Proposed access from Poplars Avenue to residential land and local centre HTp/1107/10/N – Proposed main site access at Blackbrook Avenue
HTp/1107/09/M – Proposed access to employment land at Poplars Avenue HTp/1107/11/L – Proposed access at Mill Lane
HTp/1107/08/P – Proposed access to residential land at Birch Avenue HTp/1107/12/Q – Proposed access from Poplars Avenue to residential land and local centre
HTp/1107/30/H – Proposed alterations to existing access at Grasmere Avenue HTp/1107/08/P – Proposed access to residential land at Birch Avenue
This section is deliberately blank. There is no document to view here. HTp/1107/30/H – Proposed alterations to existing access at Grasmere Avenue
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Addendum 1 Drawings and Plans


Document Library (click on the document title to access the file):

Formal Notice under Regulation 22, EIA Regulations 2011, Appeal Reference: APP/M0655/W/17/3178530
Public Information Leaflet


Please note: These files are comprehensive and may take some time to download and open, depending on your device and internet download speeds.

In this section you will find all relevant Architects' drawings and plans for the Peel Hall development proposals. You will note that there are references to an Option B; this was withdrawn at the 2018 Planning Inquiry but remain accessible for transparency and information only.


140367-D-002-B : Site Location Plan
140367-B-010-C : Illustrated Masterplan – Option A
140367-B-011-D : Illustrated Masterplan – Option B
140367-B-012-B : Illustrative Local Centre, Family Pub. Masterplan Option A
140367-B-013-A : Illustrative Employment Area. Masterplan Option A
140367-B-015-A : Illustrative Proposed School Site. Masterplan Option A
140367-B-017-A : Illustrative Local Centre, Family Pub. Masterplan Option B
140367-B-018-A : Illustrative Employment Area. Masterplan Option B
140367-B-019-A : Illustrative Care Home. Masterplan Option B
140367-B-020-A : Illustrative Sports Use. Masterplan Option B
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Printed Copies

Guidance from The Planning Inspectorate is that appeal documents and evidence should not be submitted to case managers in paper format due to the COVID-19 pandemic. For this reason we will only be making these documents available in electronic format.
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