The name Six 56 Warrington comes from the site’s strategic location adjacent to the M6 and M56, and the site benefits from this direct access to the motorway network, which means there will be no need for commercial vehicles to go through residential areas.
It is located at Bradley Hall Farm between Grappenhall Lane (B5356) and Cliff Lane (A50). It is next to Junction 9 of the M56 and Junction 20 of the M6, meaning vehicles will have direct access to the motorway network, minimising local and residential road usage. We are developing our proposals in parallel with the emerging Local Plan so that, should it be adopted, we can proceed quickly with a full planning application and ensure Warrington doesn’t miss out on the job opportunities available from meeting the identified need.
We are proposing to develop around 288,000 sq. m. of new employment space. A key part of our plans will be ensuring that we have the right infrastructure in place to support the development.
Following feedback from the local community, we have developed an illustrative masterplan which shows where the buildings could be located on the site.
We are currently preparing a planning application for the site which will be informed by a full Environmental Impact Assessment (EIA). We expect to submit the application to Warrington Borough Council in the Spring 2019 following further consultation with the local community and stakeholders.
A detailed Transport Assessment and Travel Plan is being prepared as part of the planning application which looks at the potential impact of traffic from Six 56 Warrington and other developments proposed in the area, including the recently refused Eddie Stobart planning application.
We are proposing the following transport improvements which will provide a long-term solution to traffic issues in the area:
- two new roundabouts onto Grappenhall Lane;
- the relocation and signalisation of Cliff Lane roundabout;
- the widening of part of the carriageways to the two M6 J20 dumbbell roundabouts, including partial signalisation;
- a new shared pedestrian/cycle route linking the two roundabouts and connecting to the site; and
- funding for public transport services, including a potential new bus link.
Air Quality and Noise
We have assessed the potential impacts of traffic from the development on air quality. This has shown that the impact will not be significant given the level of traffic already using these roads and proximity of the site to the motorway. A Construction Environmental Management Plan will set out measures to control dust and noise during construction.
The potential impact of noise during operation has also been assessed and will be managed through the careful positioning of loading bays, bunds and fences around the site to provide acoustic shielding.
A key part of the plans will be ensuring that we have the right infrastructure in place to support the development.
The site will be connected to the existing gas and electricity infrastructure and there will be no disruption of supply to surrounding properties. The site is wholly within Environment Agency Flood Zone 1 land meaning there is a very low probability of flooding on the site. Drainage will use a mixture of natural runoff and existing drainage to ensure any risk of flooding is kept to an absolute minimum.
Ancient monument and green space
We have carried out detailed site assessments to identify any heritage assets. Our survey found some heritage assets within the site including Bradley Hall Moat, which is designated as a scheduled monument.
The development will be set within a green landscape with an established woodland to the south east of the site and public rights of way and cycle routes to be maintained. Bradley Hall Moat occupies a central location within the site and the plans have been developed to make this scheduled ancient monument more accessible to the public. It is proposed that the Bradley Hall Farmhouse will be converted into offices.
As part of the planning application we have been assessing the visual impact of the development on the surrounding areas. We have identified a number of viewpoints where some or all of the development is likely to be visible. We are proposing to introduce new landscaping areas to soften the views of the development.